TLDR
Over the past decade, 2+Study units (compact 3-bedroom layouts) consistently outperformed standard 2-bedroom units in resale gains across most projects, both for long-term and short-term holdings. Examples include Stirling Residences and Parc Esta, where 2+Study units recorded significantly higher profit margins. Rental yields, however, tend to be slightly higher for regular 2-bedroom units due to their lower price points, though the difference is marginal. The 2+Study option offers a qualitative advantage in rentability, appealing to a wider tenant base such as small families, roommates, and remote workers needing extra space. Buyers should carefully assess the functionality of the “study” space and kitchen design before purchasing. Overall, for those seeking capital appreciation, 2+Study units present better returns, while rental yield advantages remain modest. Demand for these units is expected to grow as affordability for larger units declines.
With current high property prices making 3-bedroom and larger units less accessible, 2-bedroom units, particularly the more spacious 2+Study (often marketed as “compact 3-bedders”), have garnered significant attention. A key question for buyers and investors is whether the additional “study” space translates into better returns or simply eats into rental yield. This analysis examines the gains and rental performance of these two unit types over the past decade.
An analysis of 11 projects that feature both 2-bedroom and 2+Study configurations, based on new-to-resale transactions from 2014 to 2024, reveals a clear trend:
Interestingly, Martin Modern’s unprofitable transactions included six 2-bedroom units and only one 2+Study unit, suggesting potentially better downside protection for the latter, though this is based on limited data.
Analyzing new-to-subsale transactions (properties sold by an initial buyer to another party before the condo is fully built), a similar pattern emerges:
This data suggests that even for shorter holding periods, the 2+Study layout tends to deliver superior resale outcomes. A notable anecdote from Sky Everton, despite its limited sample size, showed a 2+Study unit incurring a significantly smaller loss ($26,000) compared to a 2-bedroom unit ($132,000), although holding period differences might have influenced this.
Analyzing rental data to precisely compare 2-bedroom and 2+Study units is challenging due to URA’s broad size ranges. However, by matching unit sizes from sale transactions to corresponding URA rental size bands for 2024, an estimated rental yield comparison can be made:
The data indicates that 2+Study units generally do not offer a significant rental yield advantage. In most cases, standard 2-bedroom units slightly edge out 2+Study units in yield due to their lower price points. For example, Whistler Grand’s 2-bedroom units yielded 3.97% compared to 3.64% for 2+Study units, primarily due to the latter’s higher average purchase price. While the differences are often marginal, the slightly lower yield for 2+Study units is consistent across most projects.
Despite similar or slightly lower yields, the qualitative advantage of a 2+Study unit lies in its enhanced rentability. Its versatility allows it to cater to a broader tenant demographic, including:
This broader appeal can make it easier for landlords to find and retain tenants, potentially reducing vacancy periods. For landlords willing to stretch their budget, the increased versatility of a 2+Study unit might justify the investment.
The analysis largely favors 2+Study units in terms of resale gains, both for long-term holding and shorter subsale periods. As the affordability of larger units becomes more challenging, the demand for 2+Study units, bridging the gap between compact 2-bedders and larger 3-bedders, is likely to persist or grow.
However, not all 2+Study units are created equal. Prospective buyers should carefully evaluate:
If you’re reading this, you must be trying to figure out the best course of action right now: is it the right time to buy or sell?
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